2018.11.14 Council Agenda Item 03

The new owners of the Falmouth Shopping Center, 122 PTIP, LLC and 20 Thames Street, LLC, have proposed a mixed-use development for the property, called "Falmouth Center," that would include 21 new buildings encompassing over one million square feet of floor area. The proposed development plans include adjacent land currently owned by the Maine Department of Transportation that is occupied by the Turnpike Spur ramps to Route 1.

The developer previously requested zoning amendments to allow a proposed sports center and outdoor soccer field use. The Council discussed this proposed development at several meetings through the summer. At the most recent discussion on July 23, 2018, the Town Council asked the developer to submit information to address impacts on the community, specifically associated with: noise; light; stormwater and ecological impact; and traffic. The Town Council requested the developer submit this information before entering any further discussion about the proposed development.

The developer has now submitted additional information on these matters. Additionally, a peer review has been completed or is in progress for each of those subjects for which the Town Council requested further review. Developer submissions and all peer reviews received to date are attached. Peer reviews for subject matter not already reviewed will be submitted and attached to this agenda item prior to the meeting on November 14. At this time, a peer review has been provided for both lighting and noise. A peer review of the developer provided information regarding traffic will be attached to this page prior to the meeting. The information provided by the developer regarding storm water may not need a peer review, pending additional Town Council and staff review. According to the developer provided storm water information, the existing developed area will be upgraded to meet modern standards. An upgrade to the existing developed area and proper treatment for the proposed development should result in an overall improved storm water quality when compared to existing conditions. Staff will be reviewing this concept prior to the Council meeting on Nov 14.   

At this meeting, the Council is expected to discuss the additional information submitted by the developer. It is possible that the Town Council may also discuss the following: need for additional information; interest in developing zoning language; future public input; process and next steps.

The developer is proposing the following amendments to the current zoning ordinance. They are requesting the entire property (developed and undeveloped areas) be rezoned to a zone that is similar to VC1 but with the following exceptions.

(VC1 with the following exceptions)

• Light poles on specific filed allowed to be 80 feet tall so long as the lighting impact/performance meets a very specific standard. 
• Car wash to be moved to a very specific location and will meet current VC1 design guidelines
• One tenant area to be allowed to exceed 50K to 70K sf in one specific location for one specific use (single floor with no retail front required).
• Housing limited to only 100 units that are not age restricted (55+) and no limit on age restricted housing.
• A minimum of 15% of all new building floor area and at least 50% of all first floor tenancy,  (not including parking garages) shall be retail, restaurant, etc. At least 50% of all retail, rest, etc to be no larger than 15K sf tenant area each.  
• On new construction except for 55+ housing and hotels,  ground floor area of larger multiplex not required to have retail/rest on ground floor provided the buildings are located at least 500 ft from Route 1.
• Outdoor recreation allowed from 6am to 11pm
• Any storm water treatments required for future development shall require the entire site to be brought up to current standards 
• Maintain masterplan vision and accountability by including a basic masterplan (plan sheet graphic) but with flexible commitments.

In addition to those materials noted above, the attachments also include materials submitted by the developer for the June 4, 2018 Town Council meeting, as well as an amended site plan that includes adjustments to the location of the sports buildings and fields that was submitted on June 25. These materials represent the most recent designs for the proposed development.